Ask Eli

This regularly scheduled column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at [email protected].

Question: How would you compare current weakening market conditions to what happened in 2022, when rates increased quickly?

Answer: The DC Metro/Arlington real estate market has slowed considerably, driven by mortgage rates that have climbed since July, rapidly in September. Showings are down, listings are taking longer to sell, and buyers have become increasingly cautious.

The obvious comparison is 2022, when mortgage rates rose at extraordinary speed and abruptly ended one of the most competitive markets we have ever experienced. The current rate increase is much smaller, but it’s having a significant effect because the 2026 market was in a more vulnerable position than in 2022.

The 2022 rate shock hit a market with extraordinary buyer demand and almost no available inventory. Buyers were eager to purchase a home.

The 2026 market has less cushion than in 2022. Rates and prices made payments more uncomfortable, buyer enthusiasm was lower, and we had considerably more inventory relative to demand.

What happened in 2022

During the first half of 2022:

• 60% of Arlington homes went under contract within ten days

• Median cumulative days on market was seven

• Nearly 69% of homes sold at or above the original asking price

• Almost 49% of homes sold above the original price

• Only 14% of homes required a price reduction

By the second half of 2022:

• The share going under contract within ten days fell to 34%

• Median cumulative days on market increased to 21.5 days

• Only 34% sold at or above the original price

• Price reductions increased to 36%

• The share selling below 95% of the original price tripled from 9% to 27%

Some of that reflects normal seasonality, but the same-period comparison confirms a substantial shift. Compared with the second half of 2021, sales fell 33%, the share selling at or above the original price declined eleven points, and price reductions increased six points.

However, prices did not collapse. The median sale-to-original-ask-price declined from 99% to 97.7%; a modest price correction. The larger correction occurred in transaction volume, competition, and buyer leverage.

Less demand cushion to absorb a smaller rate shock

The first half of 2026 was strong by most historical standards, but it was less competitive than early 2022. Sales volume was 22% lower, the share selling at or above the original price fell from 69% to 59%, and the share selling above the original price declined from 49% to 37%.

Months of supply (a metric that measures supply and demand) shows the difference clearly. During July and August 2022, Arlington averaged 1.5 months of supply (lower MoS favors sellers). During the same months of 2026, it averaged 2.5 months of supply, approximately 60% higher.

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This regularly scheduled column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at [email protected].

Question: Do you have guidance for choosing a Title Company to work with when buying or selling a home?

Answer: Title companies manage the legal side of the transaction like ensuring buyers have clear ownership after closing, reviewing and recording the deed, issuing title insurance, and preparing paperwork for the buyer and seller to sign at closing. They work in the background of transactions and, usually, the less you hear from them, the better. In the DMV, title companies generally do not represent one party; they are a fiduciary to the transaction (support both parties).

Locally, it is common for buyers to select the title company. Sometimes, a seller may want to use their own firm/attorney and will request a “split settlement” but that is uncommon.

Your Real Estate Agent, But Ask Why

Among the reasons you’d hire an agent should be their network of professionals that support a real estate transaction: title, lending, inspections, contractors, etc.

If you have an agent, they should be the first person you turn to for a title company recommendation. They’ve probably worked with dozens of local firms before and should have a vetted service partner.

It’s perfectly fair to ask your agent why they’re recommending a title company to make sure it’s for the right reasons. Some agents and brokerages benefit financially from doing business with title companies and it’s important that you know if a financial relationship exists.

Fees

Title insurance is typically the largest fee, and rates are set by the insurer, not the title company. Rates are usually similar, so large differences may reflect basic vs. enhanced coverage. Buyers can choose the coverage level; or whether to purchase owner’s title insurance at all.

Discretionary fees charged by the title company usually don’t vary by more than a few hundred dollars. You can always find a cheaper option for title services, but the quality of legal/title support on a real estate transaction may not be a smart place to save a few hundred dollars.

Location

Use a local title company who is familiar with the local real estate and tax practices, not just licensed to practice here. I use a different title company in Northern VA than I do in Washington DC or Maryland.

Office locations matter less than you’d think because most title companies will support virtual (like a Zoom meeting) or mobile (send a notary to you), but most consumers like closing in an office so check where they conduct closings to make sure it’s convenient.

Attorney Experience

Most sales follow a standard, predictable process that inexperienced title companies/attorneys can handle but occasionally something unexpected comes up that requires experience and expertise to resolve. If problems do surface, having access to an experienced local title attorney makes a big difference in keeping a deal on track and reducing the risk, stress, and effort of all parties.

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This regularly scheduled column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at [email protected].

Question: I am debating whether to sell my home or hold onto it as a rental property, do you have any advice?

Answer: Homes are spending more time on the market right now, especially condos, giving homeowners more time to ponder whether or not they should remain on the path to sell or whether they should flip to a rental. I’ll share some tips and advice for anyone in the fortunate position to decide between selling or renting their primary residence.

Start with the Capital Gains Tax Exemption

Spouses filing jointly are exempt from paying taxes on up to $500,000 in capital gains and individuals are exempt from $250,000 if your home has been your primary residence for at least two of five years prior to the sale. In simple terms, assuming you’ve lived in your home for at least two years, if you decide to rent it out for more than three years, you lose your capital gains tax exemption.

Capital gains are calculated by the amount you sell for less your original purchase price less any transaction costs and capital improvements during your ownership, and any depreciation recapture, if it was ever a rental. It is not based on your mortgage balance.

For those with significant capital gains, this exemption is worth a lot of money so in a rent vs sell decision, make sure that if you rent, you are renting for long enough to generate enough value to offset the lost tax benefit.

I generally do not recommend renting for two years and then selling before the three-year mark because there’s risk, cost, and effort involved in renting that usually is not worth two years of rental value.

Don’t Confuse a Capital Gains Exemption with a 1031 Exchange

People often confuse the capital gains tax exemptions with a 1031 exchange. The capital gains exemption is a full tax exemption, up to $250k/$500k, on the sale of a primary residence. A 1031 exchange is the deferral of taxes on the sale of an investment property, only if the proceeds of that sale are used towards the purchase of another “like-kind” investment property. A 1031 exchange does not apply to a sale or purchase involving a primary residence.

Questions to Ask Yourself

There are a series of questions and thought exercises I recommend when making a rent vs sell decision for your home, including:

• What will you do with the money? If you are using sale proceeds to buy a long-term primary residence or significantly improve your life (e.g. early retirement), selling tends to make overwhelming sense. If you are simply investing the money, the decision is primarily a comparison of different investment vehicles/assets.

• What does the rest of your investment portfolio look like? Will it benefit from the diversification of a real estate asset? Real estate assets are unique in that they can create income and value growth (appreciation) at once, sort of like a growth stock with good dividends, which is a unicorn in the investment world.

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This regularly scheduled sponsored column is written by Carolanne Korolowicz, Arlington-based Realtor and Arlington resident. If you would like to work with Carolanne in Northern Virginia and the greater D.C. Metro area, you can reach her directly at [email protected].

The 24/7 media circuit constantly reports national and worldwide emergencies and natural disasters. Arlington has had its fair share of emergencies over the decades, but there is a tendency when these disasters are in far-away lands to think – “that won’t ever happen here.” The reality is that emergency situations can happen at any time, to anyone. Rather than viewing from a place of fear, FEMA and other government agencies encourage this to be approached with proactivity.

Since 2004, September has been National Preparedness Month. This year’s theme is “Americans Stand Ready.” Reflecting on what makes our nation strong – unity, resilience and resourcefulness– the goal is for every American to take the proactive steps necessary to protect themselves, households and communities when disaster strikes. There are three pillars to this year’s goal:

• Americans stand ready to uphold our patriotic duty: When individuals are prepared and self-reliant, we can bolster the work our brave first responders do to help people on their worst day.
• Americans stand ready to protect our family and friends: We know best how to keep our loved ones safe when things go wrong.
• Americans stand ready to help our communities: Taking a proactive approach to get your community ready contributes to the nation’s resilience.

Ready.gov has created easy to follow graphics and resources to help prepare for an emergency, including when someone in the household or neighborhood may have disabilities, small children, elderly members, medical/dietary restrictions, or pets. The beginning steps to prepare a household are not complicated, but crucial if an event occurs. Here are easy ways to get started:

Sign up for Alerts: FEMA has a free mobile app that will send alerts and updates when an emergency strikes. Staying on top of what is happening allows for real-time decision making.

Safeguard Documents: Keep vital documents and policy information in a fireproof, waterproof, or bank deposit box. Consider sending copies to trusted family or friends. For electronic documents, secure on a flash/hard drive.

Know Your Home Insurance Policy: Do not assume “everything” is covered under your insurance plan. Research your policy and how to file a claim. Talk to your service provider if you think additional coverage (i.e. flood or earthquake) is necessary.

Secure Your Property:  Consider items in your home that may need repair or replacement. Powerlines, trees, outdoor structures, and furniture are all items that could cause danger during a natural disaster.

Emergency Kit: Creating in-home, in-car and in-work emergency kits are great ways to quickly act when time is of the essence. There are great checklists that make preparing easy, including ideas for individual circumstances (specific medical supplies, infant formula/bottles, pet food, etc.). There are also inexpensive ways to gather a majority of these items– yard sales, buy-nothing groups or thrift stores.

CERT Training: Join the Arlington Community Emergency Response Team. This volunteer group is an amazing way to help community members and first responders during crisis situations. The county provides free, in-person certification classes multiple times throughout the year. Training consists of eight classes, over four weeks. Previous situations where CERT volunteers made an impact in Arlington include passing out ice to residents during power outages, clearing snow off fire hydrants, and setting up food & water stations for first responders.

It is always hard to feel fully prepared for the unexpected, but knowledge and proactiveness are the necessary tools when facing an emergency. For more helpful tips and information visit Arlington’s Public Safety Communications & Emergency Management Department’s website.

This regularly scheduled column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at [email protected].

Question: It seems like listings lingered on the market longer than usual this summer. Is that reflected in the market data?

Answer: The summer real estate market is usually slower than spring, but since late June, this summer has felt unusually slow compared with past summer markets. I analyzed Arlington homes listed for sale in July and August, going back to 2016, and found that we did indeed experience a historically slow summer market.

5-Bullet Cliff Notes

• Summer 2026 was slowest summer market since 2016

• Showing activity is down significantly

• Listing supply (homes for sale) is up significantly

• It is still a seller’s market, just more balanced

• Too early to accurately observe impact on prices

Slowest Summer Since 2016

Fewer homes listed in July and August went under contract within the first ten days on market (my preferred measure of market pace) than any summer since 2016.

The condo market experienced the brunt of that slowness, with the percentage of condos under contract within ten days falling 17.9 points below the trailing ten-year average. Arlington’s detached/townhouse/duplex market, one of the most robust sub-markets in the country, was not spared either; falling 6.7 points below the trailing ten-year average.

Lingering Inventory

The clearest sign of a summer slowdown is the amount of inventory that remained unresolved at the end of August. 53% of the listings entered in July and August were still active, compared with about 31% in 2025 and 27% from 2023-2025.

Even among July listings, which had at least a full month to attract a buyer, 36% remained active: more than twice the recent three-year rate. As of Aug 30, ~25% of all active summer listings had accumulated at least 30 days on market, and 9% accumulated at least 60 days.

Showings Down, Active Inventory Up

Showing data shows that we have fewer buyers in the market, not simply more indecisive/deliberate buyers. In the week ending August 23, showings in Arlington were down 7.9% from the prior week and 26.4% from the same week last year.

There are also a lot more homes for buyers to choose from, with active listings (homes listed for sale) up 2% from the week prior and 21.5% from the same week last year. Buyers will take longer to make decisions when they have more choices.

The Arlington trends are consistent with other Northern VA/DC Metro markets as well. In the DC Metro, weekly showings dropped to five-year lows in late June and remained there during most weeks of the summer. At the same time, the week ending August 23 delivered the most new listings to the market of any year since 2021, for the same week.

Total active listings in the DC Metro have been above the same week in the prior year since the second week of January 2025.

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This regularly scheduled column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at [email protected].

Question: How can my condo Association meaningfully reduce its expenses?

Answer: The Master Insurance policy is often the largest, or one of the largest, annual expenses for a Condominium Association and managing it is critical to keeping stable condo fees. Recently, skyrocketing insurance premiums have put tremendous pressure on Association budgets, but good news has finally arrived for condo owners and Boards.

Today’s column is written by Andrew Schlaffer, Founder and President of ACO Insurance and someone I recommend to any condo Board that wants to inquire about their existing or a new master insurance policy (condo or HOA). You can reach Andrew at [email protected] or (703)595-9760.

Take it away Andrew…

After three to four years of double-digit renewal increases, the condominium insurance market is genuinely improving. Commercial property insurance premiums nationally declined in early 2026, for the first time since 2017, according to a survey by The Council of Insurance Agents & Brokers.

For well-maintained, low-claim condo buildings, we’re seeing typical renewal increases of just 2% to 5% — a dramatic change from the 10%+ increases that were common over the past several years. Water damage remains the leading source of claims for the DMV’s aging condo buildings, followed by fire and wind/hail, but the overall cost trend is heading in the right direction for many communities.

Reinsurance is Driving the Cost Control
Much of this relief traces back to reinsurance — the backup coverage insurance companies themselves buy to protect against catastrophic losses. Reinsurance capital is at record levels, and reinsurance rates fell by double digits over the past year as capacity grew, according to industry reinsurance renewal reports. As reinsurers compete harder for business, carriers are passing some of those savings down to condo associations in the form of smaller increases — and in some cases, outright rate decreases.

Cost Control is not Applied Equally
That said, underwriting scrutiny remains high, and not every building benefits equally. Carriers continue to favor newer, fire-resistive buildings with full NFPA 13 sprinkler systems and newer roofs. Older, garden-style condos with a single means of egress and no sprinklers remain a difficult class to place, since the carrier market for these buildings is thinner, competition is lower, and claims frequency tends to run higher.

If your building falls into this category, it’s generally best to stay with your current carrier unless you receive a double-digit increase — shopping the account in this segment can do more harm than good.

The umbrella/excess liability market hasn’t seen the same relief. Nuclear verdicts (jury awards over $10 million) continue rising sharply, keeping capacity tight and rates firm, according to 2026 liability market data. Expect umbrella/excess liability increases in the 10% to 30% range depending on your community’s loss history and risk profile.

Pillars of Insurance Reviews
Condo insurance reviews require a holistic approach, so it’s important to break the cost into a few distinct categories: insurance premium, deductible expense, and out-of-pocket costs. To effectively accomplish long-term savings, all three of these categories need to be considered and addressed with a qualified insurance professional.

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This regularly scheduled column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at [email protected].

On Friday, I learned that the house fire at the Hyde Park condominium in Ballston was the home of my friend, Greg, his wife Caroline, and their beloved dog, Maisie. I’m sure you saw it in Wednesday’s ARLnow news cycle.

Greg and Caroline were not home when the fire occurred, but they tragically lost their dog Maisie, a loss that overshadows the loss of their personal belongings.

A Bit About Maisie

Maisie lived in the Ballston neighborhood since she was born almost six years ago. She loved meeting old friends and new, between her walks at home and her frequent training walks in Old Town, she had more than either of her parents did. She loved every dog and cat and person she ever met, but she never got over her mistrust of squirrels.  She will be missed as much as she was loved.

Support Lost Dog Rescue in Honor of Maisie

Please consider donating to Arlington’s Lost Dog & Cat Rescue Foundation in Maisie’s memory.

Lost Dog & Cat Rescue Foundation is celebrating its 25th anniversary this year and is an exemplary nonprofit that helps homeless pets find their way to loving homes through rescue and adoption.

There is nothing Greg and Caroline would appreciate more than knowing that Maisie’s memory is helping support the well-being of other dogs and cats.

Leave a Kind Word for Greg and Caroline

If you would like to share well wishes with Greg and Caroline, please leave a comment, and I’ll make sure it gets back to them.

This regularly scheduled sponsored column is written by Carolanne Korolowicz, Arlington-based Realtor and Arlington resident. If you would like to work with Carolanne in Northern Virginia and the greater D.C. Metro area, you can reach her directly at [email protected].

The Arlington County Fair has always been the unofficial ode to summer. Funnel cakes and flashing lights act as the bridge between the memories of summer and the anticipation of the school year ahead. From early-morning trips with my family as a child to staying until curfew as a teen, the “urban fair” has been a tradition for myself and most every Arlingtonian I know.

This year marks the fair’s golden jubilee. For five decades, the fair has been one of the East Coast’s largest free events. The mission of the fair has always been to bring premier entertainment for everyone and to highlight the diverse makeup of the county. Community involvement has always been the backbone of pulling off this one-of-a-kind fair.

In 1976, the local garden program wanted to show off the fruits of their labor at a “Harvest Day”. As the event planning started, the idea to expand to include more community members led to the county fair concept. The inaugural fair was immediately praised by Arlington residents and local press. An old-school, rural-style event situated amongst an urban area was intriguing. The Washington Post previewed the fair stating, “Where can an exceptional chrysanthemum raised on the tenth-floor balcony of the Crystal House apartment complex in Arlington receive its just due? Until this week, nowhere. However, if entered before 9 a.m. Friday it could be a blue-ribbon winner in the First Annual Arlington County Fair.”

On Friday, August 28, 1976, the ceremonial ribbon was cut and Arlingtonians were given the opportunity to showcase their crafts, hobbies and talents. Ranging from eggplants to bundt cakes, many of the competitive exhibits were similar to the ones residents still enter today. The event’s pioneers also brought in livestock from the Loudoun County 4-H Club, keeping with the traditional elements of a fair. By the early 1980s, the exhibit and vendor applications skyrocketed. Live entertainment, including a barbershop quartet, Hungarian folk musicians, and even a ventriloquist, was added to the docket. Eventually, livestock appearances started to fade, but the midway rides we know today were added.

In recent years, the volunteer-driven Arlington County Fair Board has continued to include entertainment, vendors and spaces for all residents (and all 150,000 visitors in attendance). Additions have included cuisine outside of the traditional candied apple and hot dog, featuring local businesses that reflect the area’s diverse food scene. A beer garden, featuring Solace Brewing Company’s libations, now makes for a great space to sit down and appreciate the performances. And as a toddler mom, I personally appreciate the recently established sensory-friendly hours during the opening hours on Saturday & Sunday.

The week leading up to it, Thomas Jefferson Community Center starts its transformation from soccer fields to fairground. Driving down 2nd St. South acts as a sneak peek at the fun ahead. Though the fair continues to expand outwards, there is still a comfort and nostalgia, year after year, walking the same route around the fair. Whether you beeline for the Zipper, or skip over to the ring toss, or make sure to sample the food trucks first — you know exactly where to find it.

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This regularly scheduled column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at [email protected].

Question: How has the Arlington condo market performed in the first half of 2026?

Answer: After a down year for condo prices in 2025, values rebounded close to 2024 levels despite properties staying on market longer and fewer condos selling for at or above their original asking price.

Market Values Higher, Despite Difficulty Selling

• The average and median $/SF increased 3.3% and 5%, respectively

• The average and median price increased 6.6% and 8.3%, respectively

• Over the past five years, the average and median price per square foot increased by just 5%

• Sellers felt more pressure during the sale, with the average condo taking an extra ten days to sell (42 days on market) and buyers negotiating an average of 2.1% off the original asking price, compared to 1.8% in 2025

• Just 40% of condos sold for at or above the asking price, compared to 39% last year and ~ 50% from 2022-2024.

One-Bedroom Values Flat/Stable, Two-Bedroom Values Higher but Volatile

• In 2026, the average $/SF of two-bedroom condos increased by 3.7%, compared to just 0.2% for one-bedroom condos

• In 2025, the average $/SF of two-bedroom condos decreased by 6.5%, compared to a decrease of 1.7% for one-bedroom condos

• The average $/SF of one-bedroom condos are still 1.6% below 2024 values and two-bedroom condos are 3.1% below 2024 values

Condo Fees Play a Significant Role in Condo Sales

The median monthly condo fee increased 3.6% to $638. On a fee-per-square-foot basis, the median rose 0.5% to about $0.70.

Among 2026 sales with fees below $0.50/SF, the median market time was 11 days, 51.4% sold at or above original ask, and the average sale was 98.6% of original ask. At $1.00+/SF, the median time on market more than doubled, only 35.6% sold at or above ask, and the average sale was 95.8% of original ask. Price reductions were also more common: 32.2% versus 22.9%.

Looking Forward

Given that price growth was attributable to two-bedroom condos, not the entire condo market, and it occurred with key demand metrics well below long-term averages, I wouldn’t be surprised to see values recede in the second half of 2026.

Additionally, condo inventory in Q2 of 2026 was 37% higher than in Q2 2025, while absorption rates were down. More supply combined with less demand is another indicator of downward pressure on condo values in the second half of 2026.

How the Data is Organized

For my mid-year reviews, I like to compare the first half of the year to the first half of prior years, rather than comparing the first half of the current year to the full year in prior years. We tend to see a stronger market (higher demand, more competition) in the first half of the year than the second half, so this approach gives us a better apples-to-apples comparison.

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